caretaking performance review

2020

DIVERSE GROUP OF COMPANIES

For the Body Corporate for “The Aurora

Tower” C.T.S. 35222

08.10.2020.

CARETAKING PERFORMANCE REVIEW

To: - The Body Corporate for “THE AURORA TOWER” C.T.S. 35222 420 Queen Street, Brisbane Q. 4000 Attention: - Mr Ben Seccombe representing the Committee for the Body Corporate Via email to: - [email protected] Date: - 19th October 2020 Dear Ben and Committee, RE: CARETAKING PERFORMANCE REVIEW – Version 1.0 Please find following our Caretaking Performance Review resulting from the desk top audit of regulatory compliance records and the site inspection of common property undertaken at the complex on Tuesday 8th October 2020.

Yours faithfully, DIVERSE FMX PTY LTD

MANAGING DIRECTOR (p) 0400 900 469 (e) [email protected]

mailto:[email protected]


The Body Corporate for “The Aurora Tower” C.T.S. 35222 420 Queen Street, Brisbane Q. 4000

Photo 1 – Google elevational image

CARETAKING AGREEMENT Review of Caretaker Performance October 2020 This report considers the particular instructions and requirements of our client – the

Body Corporate for “The Aurora Tower” C.T.S. 35222. Prepared by Lynda Kypriadakis and Rob Askew of: - DIVERSE GROUP OF COMPANIES A.B.N. 52 136 593 938 Trading as “Diverse FMX” Suite 2C, 1990 Logan Road Upper Mt. Gravatt, Q. 4122 www.diversefmx.com CONTENTS 1…..Introduction 2…..Report Qualification 3…..Site Details 4…..Document Review & Client Discussions 5…..Investigations & Methodology 6…..Investigation Results 7…..Organisational Structure Discussion 8…..Recommendations 9…..Conclusion & Opinion 10…Schedule of Attachments 11…Expert Evidence Policy 12…Resume of Author

http://www.diversefmx.com/

1…..Introduction 1.0 The Body Corporate for “The Aurora Tower” C.T.S. 35222 [“Body Corporate”] is currently undertaking a review of the compliance and duties delivery standards within Clause 5 – CARETAKER’S DUTIES and SCHEDULE OF CARETAKER’S SPECIFIC DUTIES of the “Caretaking Agreement” [“Agreement”]. 1.1 The current Agreement between the parties – being the Body Corporate and Queen Street Property Management Pty Ltd ACN 018 507 069 [“Caretaker”], came into effect on 11th May 2006, where the Agreement was formalised with the Caretaker. 1.2 The Diverse Group of Companies [“FMX”] was engaged by the Body Corporate for the purpose of conducting a review of the performance of the Caretaker against the prescribed scope of duties and terms of the Agreement, with particular respect to the maintenance of the common property of the scheme. 1.3 It is understood that the main objectives of the performance review are to: -

i. Determine what specific duties are prescribed under the Agreement; ii. Determine a fair and reasonable standard of delivery for all such prescribed

duties; and iii. Determine whether this standard has been, or is, achieved.

1.4 This report was requested by Mr. Ben Seccombe representing the Committee for the Body Corporate on or around the 14th September 2020. 1.5 On Thursday 1st October 2020, an introduction email was issued to the Caretaker, giving seven [7] days’ notice of the Desk Top Audit and Site Inspection appointment scheduled for Thursday 8th October. “Compliance Checklists” [Forms 1A, 1B and 1C] was also provided, listing the records of maintenance and compliance certificates required to be viewed during the Desk Top Audit. 1.6 A desk top review of supplied records was performed by Rob Askew representing FMX and Mark Fogarty, the Building Manager and Gary Sinclair, the Facilities Manager, representing the Caretaker, on Thursday 8th October commencing at approximately 11:00am.

1.7 The site inspection of accessible common property was performed [unescorted] by Rob Askew representing FMX on Thursday 8th October 2020, commencing at approximately 12:25pm. 2…..Report Qualifications 2.0 This report has been prepared for the Body Corporate as a review of the performance of the Caretaker in line with the reasonable standards expected of the Agreement and associated Acts and regulations. 2.1 Associated Acts and regulations include, but are not limited to the following: -

a) Building Fire Safety Regulation 2008 b) Work Health & Safety Act 2011 c) Work Health & Safety Regulation 2011 d) WHS & Other Legislation Amendment Act 2017 e) WHS Codes of Practice 2011 f) Queensland Building & Construction Commission Act 1991 g) Australian Standards for programmed and preventative maintenance h) Pool Safety Standards i) Local Authority by-laws j) Queensland Development Code

2.2 Where legislation [and/or the Agreement] is silent, the author of this report relies on the objective industry standards for the maintenance and care of common property in Australia: - the ABMA Building Management Code© [Queensland Edition] 2020 2.3 The report relies on the information provided by the Body Corporate, the Caretaker, and their respective representatives. No other investigations or surveys have been done by the author of this report. No review of the various elements in respect to the structural condition of the scheme, design codes, Building Codes compliance, construction defects or other contractual documents has been undertaken as part of this commission. 2.4 All care has been taken to confirm the validity of information provided during the review and evidence observed. If any errors are identified within this report please contact the Diverse Group of Companies immediately.

3…..Site Details 3.0 The Aurora Tower is located at 420 Queen Street, Brisbane Q. 4000 3.1 Site Facilities: - Driveway and above ground and basement car parking, visitor car parking, fire safety installations, landscaped gardens, outdoor pool and spa, gymnasium, BBQ’s, BBQ preparation room, recreation facilities, meeting room, theatre and male and female ablution facilities. 4…..Document Review 4.0 A request for compliance records was issued to the Caretaker on 1st October 2020, prior to the site inspection and the following documents were supplied to FMX by the Caretaker for the purpose of data analysis forming the basis of this review: - As Constructed Plans Baseline Data Occupancy Permit (Certificate of Classification) Combustible Cladding Certification 2 Years Records of Maintenance (Fire) Annual Compliance Certificate 5-Yearly Testing Evacuation Plan & Training Records Fire Safety Advisor Carpark Exhaust System Stairwell Pressurisation System Cooling Tower Certificate Water Treatment Records Split System Maintenance Residual Current Device Certificate Thermographic Survey Maintenance Certificate (Gas) Records of Maintenance (Lift) Lift Registration Certificate Annual Safety Certificate (Lift) Backflow Prevention Certificate Hot Water System Mtce Certificate Building Manager PL Insurance Body Corporate PL Insurance Evacuation Coordinator

Evacuation Plan/Manual Booklet Wall Mounted [escape] Diagrams Annual Review Training Practices WHS Plan/Manual Booklet (Dated 2012 – not current) Health & Safety Representative Sign-In Register Site Induction Forms Indemnity Check System Risk Assessment System Incident Reporting System Cladding Identification Report Log on QBCC Register Fire Safety Advisor 4.1 The following records were supplied to FMX by the Body Corporate prior to the inspection: -

a) 35222-2019 CMS 190201 New CMS b) Caretaking Agreement (Pdf) c) Caretaking Agreement (Word) d) Letting agreement dated 11.05.2006 e) Remuneration details 2018/19 f) Remuneration details 2019/20

5…..Investigations & Methodology 5.0 A thorough review of the documentation supplied by the Caretaker was undertaken by FMX and findings are documented in Attachments 1A, 1B and 1C – Compliance Checklist(s) 5.1 The Agreement was assessed for any nominated standards references that may override the face value requirements of the duties within Clause 5 – CARETAKER’S DUTIES and SCHEDULE OF CARETAKER’S SPECIFIC DUTIES of the Caretaking Agreement.

5.2 The prescribed tasks and obligations within the Agreement [and their reasonable and unbiased interpretation against objective industry standards], in their proper construction and without the imposition of assumed obligations or performance standards were compared against the condition of the common property of the scheme during the site inspection. 5.3 The site inspection of all common property was undertaken by FMX without any escort. 6….. Investigation Results 6.0 Please refer to Attachments 1A, 1B and 1C – Compliance Checklist(s) for the results of the desk top review. 6.1 Please refer to Attachment 2 – Caretaking Agreement Compliance Matrix for the results of the performance assessment. You will note that the particulars of the duties within Clause 5 – CARETAKER’S DUTIES and SCHEDULE OF CARETAKER’S SPECIFIC DUTIES of the Caretaking Agreement were harvested and entered into Attachment 2, having been qualified in the face value of their interpretation. 6.2 No overriding standard references were identified within the Agreement that would lead the reader to interpret the standard of performance deliverables to be other than what would reasonably be interpreted from the reasonable, justifiable, and measurable face value of the stated particular. 6.3 No overriding standards were applied by FMX when assessing the standard of performance deliverables surveyed during the desk top review of records. 6.4 No overriding standards were applied by FMX when assessing the standard of performance deliverables surveyed during the site inspection review of common property.

6.5 Attachments 1A and 1B – Compliance Checklist(s) documents the records that the Body Corporate are reasonably required to maintain as proof of vigilance in compliance, risk mitigation and preventative maintenance delivery. The attachments highlight any non-compliances for urgent attention. It is the duty of the Caretaker to coordinate and arrange specialist contractors – and obtain these records – on behalf of the Body Corporate. 6.6 Attachment 2 – Caretaking Agreement Compliance Matrix documents the duties prescribed within the Agreement against the corresponding observations harvested from the desk top review and/or the site inspection and also reports on non-compliances observed during these assessments. 6.7 Attachment 2 – Caretaking Agreement Compliance Matrix categorises evidence of compliance captured during the desk top audit and site inspection of common property. This information is evaluated as follows: -

i. Observed – Meaning sufficient evidence was supplied to prove that the duty was generally being performed to the required standard;

ii. Partially Observed – Meaning some evidence was provided, but insufficient evidence was supplied to prove a culture indicative of the duty being performed generally to the required standard on an ongoing basis;

iii. Not Observed – Meaning insufficient evidence of compliance was available, or significant non-compliance was observed during the investigation.

6.8 Attachments 3A – 3F – Photographic Registers document evidence of breach or default discovered during the site inspection. Photographic evidence is organized in the following sub-registers: -

i. 3A – Regulatory Compliance – Photos of infrastructure elements requiring mandatory maintenance actions under Australian Standards, relevant legislation, or supplier warranty stipulations

ii. 3B – Cleaning Compliance – Photos of cleaning standards issues requiring improvement or remedial action

iii. 3C – Gardening Compliance – Photos of gardening standards issues requiring improvement or remedial action

iv. 3D – Minor Works [handyperson] Compliance – Photos of minor works or handyperson duties standards issues requiring improvement or remedial action

v. 3E – By-Law Management Compliance – Photos of By-Law breaches on the common property that need management by the Caretaker

vi. 3F – Specialist Contractor Quotes – Photos of repairs required on the common property that need quotes from specialist contractors for Committee consideration and instruction

7…..Summary of Investigation Results 7.0 Please refer to Attachments 1A, 1B and 1C – Compliance Checklist(s) for details of the results of this review. Non-compliances requiring immediate attention are highlighted in RED. The Caretaker was present during the desk top audit and instruction was given by FMX to the Caretaker on how to remedy these shortfalls. 7.1 Notable record keeping non-compliances include: -

(A) Regulatory Compliance Standards

Australian legislation, building codes, occupational licensing laws, local consent authorities and Australian Standards impose duties and obligations on residential strata and mixed-use schemes around the maintenance of common property infrastructure. Evidence of regulatory compliance must be produced in the form of mandatory records. Where these records are not available upon request it is assumed the maintenance has not occurred and this therefore non-compliant.

NOTE – Full particulars of regulatory non-compliances are detailed in Attachment 1A & 1B – Compliance Checklist(s), Attachment 2 – Caretaking Agreement Compliance Matrix and Attachment 3A – Photographic Register of Regulatory Compliance Issues.

(B) Regulatory Compliance Remedial Solutions

i. Fire Interface Matrices & Tests Records: - Should the fire services equipment

interface with the fire indication panel in fire mode, then an annual test of all interfacing equipment is required. All the fire services contractors will need to be coordinated by the building manager for the interface testing. URGENT – Required for regulatory compliance within 28 days.

ii. Air Conditioning System Filter Change: - Air conditioning plant and equipment must have filters changed for public health and safety, and in accordance with the manufacturer’s recommendations. Records of filter change can be harvested from the mechanical services contractor. URGENT – Required for regulatory compliance within 28 days

iii. Testing & Tagging of Electrical Leads: - All appliances and electrical leads used on common property must be tested and tagged for electrical safety in accordance with AS3760 by a licensed electrician or specialist testing and tagging consultant. May be exempt if a certified RCD is in place. URGENT – Required for regulatory compliance within 28 days.

iv. Pool & Spa Water Test Records: - Daily pool and spa water quality test records must be taken in accordance with the Queensland Health guidelines for shared pools. Water testing must be done daily and records made available for inspection and kept for 12 months. URGENT – Body Corporate to implement immediately.

v. Spa Water Change Records: - Spa pool water must be changed in accordance with the Queensland Health guidelines for shared spa pools. Water change must be done weekly (25%) and monthly (100%) and records kept of these water change events so as to be made available for inspection and kept for 12 months. URGENT – Body Corporate to implement immediately.

vi. Records of Programmed Maintenance – Filter System: - Maintenance of pool and spa water filtration infrastructure contained within the common property is mandatory under the Building Act 1975 and records must be kept in accordance with the WHS legislation. IMPORTANT – Required for regulatory compliance within 28 days.

vii. Records of Programmed Maintenance – Chlorination System: - Maintenance of pool and spa water chlorination infrastructure contained within the common property is mandatory under the Building Act 1975 and records must be kept in accordance with the WHS legislation. IMPORTANT – Required for regulatory compliance within 28 days.

viii. Records of Programmed Maintenance – Pumps & Generators: - Maintenance of pump sets and generator infrastructure contained within the common property is mandatory under the Building Act 1975 and records must be kept in accordance with the WHS legislation. IMPORTANT – Required for regulatory compliance within 28 days.

ix. WHS Plan: - The Body Corporate did not have a current WHS Plan at the time of the audit. It is important that the Body Corporate implements the WHS Compliance Management Plan ongoing to remain compliant under section 19 of the WHS Act. URGENT – Required for regulatory compliance within 28 days.

x. WHS Plan Annual Review: - The Body Corporate has not reviewed the WHS Plan within the past 12-month period. It is important that the Body Corporate reviews the WHS Compliance Management Plan [at least] annually to remain compliant under section 38 of the WHS Act. URGENT – Required for regulatory compliance within 28 days.

xi. WHS Site Induction Process & Forms: - The Body Corporate must produce a conforming contractor site induction system in accordance with the WHS requirements to comply with section 21 of the WHS Act. A conforming site induction system will be part of the WHS Plan. URGENT – Body Corporate to implement immediately for regulatory compliance.

xii. WHS Hazardous Materials Management: - All hazardous materials (chemicals, fuels, etc.) stored on the common property must be stored and handled safely, in accordance with the WHS Codes of Practice. Material Safety Data Sheets for all hazardous materials must be stored with the material (in the store room) and a second copy held at Reception in the hazardous materials register. A conforming hazardous materials management system will be part of the WHS Plan. URGENT – Required for regulatory compliance within 28 days.

xiii. Slip Resistance Test: - As a risk management strategy against slip/fall claims, the Body Corporate is encouraged to get slip resistance testing done of all hard surfaces on common property where there is a likelihood of tiles getting wet (e.g. from rain, pool water or spills). If the slip test reports flag non-compliances, the Body Corporate are urged to act promptly to improve the slip resistance factor. IMPORTANT – Required for public safety within 28 days.

7.2

Notable operational non-compliances observed during the site inspection include: -

(A) Cleaning Standards

General cleaning standards were unacceptable and were below the objective [measurable] standards outlined within the ABMA Building Management Code©, Queensland Edition.

NOTE - Examples of cleaning standards requiring improvement to be considered generally acceptable in accordance with objective industry standards are documented in Attachment 2 – Caretaking Agreement Compliance Matrix and Attachment 3B – Photographic Register of Cleaning Issues.

Refer to the current version of the ABMA Building Management Code© Queensland Edition for details on cleaning standards and remedial solutions.

(B) Gardening Standards

General gardening standards were unacceptable and were below the objective [measurable] standards outlined within the ABMA Building Management Code©, Queensland Edition.

NOTE - Examples of gardening standards requiring improvement to be considered generally acceptable in accordance with objective industry standards are documented in Attachment 2 – Caretaking Agreement Compliance Matrix and Attachment 3C – Photographic Register of Gardening Issues.

Refer to the current version of the ABMA Building Management Code© Queensland Edition for details on gardening standards and remedial solutions.

(C) Minor Works & Handyperson Duties Standards

General minor works and handyperson duties standards were unacceptable and were below the objective [measurable] standards outlined within the ABMA Building Management Code©, Queensland Edition.

NOTE - Examples of minor works and handyperson duties standards requiring improvement to be considered generally acceptable in accordance with objective industry standards are documented in Attachment 2 – Caretaking Agreement Compliance Matrix and Attachment 3D – Photographic Register of Minor Works & Handyperson Duties Issues.

Refer to the current version of the ABMA Building Management Code© Queensland Edition for details on minor works standards and handyperson duties remedial solutions.

(D) By-Law Breach Management Standards

General By-Law breach management standards were unacceptable and were below the objective [measurable] standards outlined within the ABMA Building Management Code©, Queensland Edition.

NOTE - Examples of By-Law breach management standards requiring improvement to be considered generally acceptable in accordance with objective industry standards are documented in Attachment 2 – Caretaking Agreement Compliance Matrix and Attachment 3E – Photographic Register of By-Law Breach Issues.

Refer to the current version of the ABMA Building Management Code© Queensland Edition for details on By-Law management standards.

8….Organisational Structure Observations 8.0 The Agreement with the Body Corporate includes an annual remuneration of $581,113 which equates to approximately 296 man-hours per week anticipated to be required to sustainably deliver the duties to the required standard. 8.1 These man-hours are typically broken into a hierarchy of skills and competencies, generally as follows: -

i. Level 1 – Entry level, highly supervised tasks, limited skill level – a worker with Provisional Industry Practitioner Accreditation with the ABMA

ii. Level 2 – Technical level, unsupervised skill level tasks – a worker with Full Industry Practitioner Accreditation with the ABMA

iii. Level 3 – Supervisor level, trouble-shooting and performance management – a worker having completed a Diploma of Building Management or 5+ years in a senior Facilities Management position and with Full Industry Practitioner Accreditation with the ABMA

8.2 Considering the infrastructure within the scheme land and the duties prescribed within the Agreement, the following breakdown of skills is identified as being required to deliver the Caretaking duties and associated man-hours per week is estimated: - LEVEL OF COMPETENCY REQUIRED (to complete the duties prescribed within the Caretaking Agreement)

RELEVANT % of Contract

LEVEL 1 Entry Level – General cleaning & gardening tasks (under supervision) [Approximately 104-man hours]

35%

LEVEL 2 Technical Level – Unsupervised cleaning & gardening, facilities management & coordinating maintenance contractors [Approximately 120-man hours]

40%

LEVEL 3 Supervisory Level – Senior Facilities Management, supervision of cleaning & gardening tasks, scheduling of preventative maintenance, managing statutory testing/inspection records, reporting to the Body Corporate, development of maintenance management plans, quality control, capital upgrades planning, etc. [Approximately 72-man hours]

25%

TABLE 1 – Competency Allocation

8.3 During the desk top audit and site inspection there was insufficient evidence to confirm that the required man-hours were being delivered by appropriately qualified workers. NOTE – Failure to deliver the duties under the Agreement to the minimum acceptable industry standard is usually evidence of insufficient resources [i.e. inadequate staffing levels]. Where excessive failures are recorded, the solution may involve upskilling of key personnel and/or employing additional skilled resources to complete the duties to the required standard. 9.0…..Recommendations & Opinion 9.0 The comments highlighted in RED within Attachments 1A, 1B and 1C – Compliance Checklist(s) requires attention and action by the Caretaker. Section 7.0 of this report provides specific instruction on how to remedy these non-compliances. 9.1 The comments highlighted in RED within Attachment 2 – Caretaking Agreement Compliance Matrix also require attention and action. 9.2 The photos of breaches and non-compliances documented in Attachments 3A-3F – Photographic Registers are intended as a guide for the parties to navigate the issues on hand, with a view to remedying them as soon as possible for the best long-term interests of the Body Corporate. 9.3 Specific recommendations for action priority are as follows: -

1) Remedy the regulatory compliance issues as the first priority 2) Seek quotes for specialist contractor repairs 3) Focus on cleaning, gardening, and handyperson issues 4) Manage the By-Law breach matters

10…Schedule of Attachments 10.0

• Attachment 1A – Compliance Schedule 1 [Establishment & Continuing Compliance]

• Attachment 1B – Compliance Schedule 2 [Mandatory Compliance Management Plans]

• Attachment 1C – Compliance Schedule 3 [Caretaking Duties Compliance Documentation]

• Attachment 2 – Caretaking Agreement Compliance Matrix • Attachment 3A – Photographic Register – Regulatory Compliance Issues • Attachment 3B – Photographic Register – Cleaning Issues • Attachment 3C – Photographic Register – Gardening Issues • Attachment 3D – Photographic Register – Minor Works Issues • Attachment 3E – Photographic Register – By-Law Breach Issues • Attachment 3F – Photographic Register – Specialist Contractor Issues

11…Expert Evidence Policy 11.0 The statement below indicates that this report in in compliance with the Expert Evidence Policy of the Queensland Civil and Administrative Tribunal contained in Practice Direction No. 9 of 2004.1, and the provisions of s4.128 of the Uniform Civil Procedure Rules [1999]. To the best of my knowledge, the factual matters stated in this report are true;

I have made all reasonable enquiries that I considered appropriate in order to prepare this report; I genuinely believe the opinions I have expressed in this report; I have included in this report reference to all matters that I consider significant; and I am aware that I must not accept instructions to adopt or reject a particular opinion in relation to the preparation of this report.

________________________________________ Ms. Lynda Kypriadakis MANAGING DIRECTOR Diverse Group of Companies (m) 0400 900 469 (e) [email protected]


11.1 The statement below indicates that this report in in compliance with the Expert Evidence Policy of the Queensland Civil and Administrative Tribunal contained in Practice Direction No. 9 of 2004.1, and the provisions of s4.128 of the Uniform Civil Procedure Rules [1999]. To the best of my knowledge, the factual matters stated in this report are true;

I have made all reasonable enquiries that I considered appropriate in order to prepare this report; I genuinely believe the opinions I have expressed in this report; I have included in this report reference to all matters that I consider significant; and I am aware that I must not accept instructions to adopt or reject a particular opinion in relation to the preparation of this report.

_____________________________________ Mr. Robert Askew COMPLIANCE & PERFORMANCE ASSESSOR Diverse Group of Companies (m) 0411 382 913 (e) [email protected]


Facilities Management & Building Advocacy Services

Professional Building Management Training

Commercial Construction, Project Management &

Inspections ACADEMIC QUALIFICATIONS: - B. Architecture, Curtin University of Technology Ass. Dip. Architecture, Leederville College of TAFE Ass. Dip. WHS, National Safety Council of Australia TECHNICAL QUALIFICATIONS: - Trade Certificate Sheetmetal Work QBCC Open Builders License # 1305015 ABMA Accredited Compliance & Performance Assessor UIN# 000007 MEMBERSHIPS: - ARAMA – Australian Resident Accommodation Managers Association SCA – Strata Community Australia FMA – Facilities Managers Association ABMA – Australian Building Management Accreditation - Independent Review Panel Member since 2015 KEY PERFORMANCE AREAS: - Facilities Management Caretaking Performance Auditing WHS Compliance & Auditing Fire Compliance & Auditing Defective Building Work Claims Project Management of Capital Works Building Management Planning Caretaker Competency Assessment Asset & Infrastructure Registers Maintenance Scheduling & Programming Subject Matter Expert (Building & FM) Advocacy Services [Facilities Management]

GENERAL COMPLIANCE ASSESSMENT Building Class 2-9

STANDARD REFERENCE

Compliant

Queensland YES/NO

© 2020 Prepared by Diverse FMX for “The Aurora Tower” CTS 35222 on 08.10.2020.

ESTABLISHMENT COMPLIANCE

"As Constructed" Plans BCCM Act Y

Baseline Data BFS Reg Y

Occupancy Permit (Certificate of Classification) Bdg Act Y

Combustible Cladding Certification Cladding Reg Y

Building Defects Liability Period QBCC Act N/A

CONTINUING COMPLIANCE

FIRE 2 Years records of maintenance AS1851 Y

Annual Compliance Certificate QDC MP6.1 Y

5-Yearly Testing AS1851 Y

Evacuation Plan & Training Records BFS Reg Y

Fire Safety Advisor BFS Reg Y

Interfacing Testing AS1851 N

MECHANICAL

Carpark Exhaust System AS1851 Y

Stairwell Pressurisation System AS1851 Y

Cooling Tower Certificate AS3666 Y

Water Treatment records AS3666 Y

Split System maintenance AS3666 Y

Filter Change AS3666 N

ELECTRICS Residual Current Device Certificate AS3000 Y

Test & Tag of appliances & leads AS3000 N

Thermographic Survey AS3000 Y

GAS Maintenance Certificate AS2885 Y

LIFT Records of Maintenance AS1735 Y

Lift Registration Certificate WHS Reg Y

Annual Safety Certificate AS1735 Y

HYDRAULICS

Backflow Prevention Certificate

Plumbing & Drainage Act 2002 Y

Hot Water System Mtce Cert. AS3500 Y

POOL Pool Safety Certificate QDC MP Y

Daily Water Test Records Q-Health N

Spa water change records Q-Health N

Filter system maintenance AS2610 N

Chlorinator maintenance AS3160 N

Pump maintenance AS60335 N

PUBLIC SAFETY

Slip Resistance Test AS4586 N

Body Corporate PL Insurance WHS Y

Building Manager PL Insurance WHS Y

GENERAL COMPLIANCE ASSESSMENT Building Class 2-9

STANDARD REFERENCE

Compliant

Queensland YES/NO


MANDATORY COMPLIANCE MANAGEMENT PLANS

ASBESTOS

Register WHS N/A

Management Plan WHS N/A

Labelling WHS N/A

EMERGENCY EVACUATION

Evacuation Coordinator WHS + BFS Reg Y

Plan/Manual Booklet WHS + BFS Reg Y

Wall Mounted [escape] Diagrams BFS Reg Y

Annual Review WHS + BFS Reg Y

Training Practices WHS + BFS Reg Y

WHS

Plan/Manual Booklet WHS N

Annual Review & Induction WHS N

Health & Safety Representative WHS Y

Sign-In Register WHS Y

Site Induction Forms WHS N

Indemnity Check System WHS Y

Risk Assessment System WHS Y

Hazardous Materials Management WHS N

Incident Reporting System WHS Y

Confined Space Management System WHS N/A

Combustible Cladding

Cladding Identification Report Cladding Reg Y

Log on QBCC Register Cladding Reg Y

Labelling Cladding Reg

Certificate Cladding Reg

Fire Safety Management Plan

Annual Review BFS Reg N/A

Fire Safety Advisor BFS Reg Y


GENERAL COMPLIANCE ASSESSMENT Caretaking Agreement Documents

STANDARD REFERENCE Compliant

Caretaking Agreement YES/NO

CARETAKING DUTIES COMPLIANCE DOCUMENTATION

REGISTERS & LOGS

Operations Manual Y

Key Register [BC keys] Y

Maintenance Schedule [BC] Y

Compliance Schedule [BC] Y

Contractor’s Register Y

Quote Register N

Asset Register [BC] Y

Consumable Stock Register N

By-Law Breach Register N

Maintenance & Repairs Log Y

REPORTING TO THE COMMITTEE

Building Manager’s Report Y

By-Law Breaches N

Hazards on common property Y

Security Breaches Y

Training Practices [Evac] Y

WHS RECORDS

WHS Plan [current] N

Record of annual review N

HSR contact details Y

Evac Plan [workers] Y

Sign-In Register Y

Site Induction of contractors N

License & Insurance records Y

JSA from contractors N

Hazardous Materials register Y

Incident reports Y

Hot work permits N

Confined space access permits N/A

OTHER RECORDS

Lighting checklist Y

Cleaning checklist Y

Gardening checklist Y

Timer adjustment schedule Y

Locksmith authority Y

CARETAKING AGREEMENT COMPLIANCE MATRIX THE AURORA TOWER C.T.S. 35222

Caretaker’s Duties Expected Evidence of Compliance

Observed Partially Observed

Not Observed

Comments

© DIVERSE FMX 2020 Reproduction of this document is NOT permitted without the express written permission of DIVERSE FMX PTY LTD

5 - DUTIES OF THE CARETAKER: -

5.1 In addition to any specific duties set out in any schedule to this Agreement, the Caretaker must as reasonably required -

(a) hose all walkways, access areas and other parts of the Common Property that require hosing;

Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

X On the day of the audit, there was no evidence of hosing all walkways, access areas etc. Please refer to; Attachment 3B

(b) keep clean, tidy and maintained all parts of the Common Property;

Visual Inspection Cleaning Checklist Service Contracts Maintenance Calendar ABMA Building Management Code Chapters 9 - 16

X On the day of the audit. there were multiple issues observed with keeping all parts of the common property clean, tidy and maintained. Please refer to; Attachment 3A Attachment 3B Attachment 3C Attachment 3D Attachment 3F

(c) maintain and clean any swimming pool, spa and/or sauna, gymnasium, workshop and home theatre;

Visual Inspection Service Contracts Maintenance Calendar Pool/Spa Daily Water Test Results ABMA Building Management Code Chapters 11, 12, 14 & 15

X On the day of the audit. there were multiple issues observed with maintaining and cleaning the pool, spa, sauna etc. Please refer to; Attachment 3A Attachment 3B Attachment 3F also, No Daily Water Test Records were available.

(d) at the commencement of each day, set out any pool and recreation furniture and equipment;

Visual Inspection Pool Area Checklist ABMA Building Management Code Chapter 15

X On the day of the audit, issues were observed with setting out pool furniture etc. Please refer to; Attachment 3B




Not Observed

Comments


(e) clean any drains and gutters on Common Property; Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

X On the day of the audit, issues were observed with cleaning drains and gutters on common property. Please refer to; Attachment 3B

(f) (a) maintain the gardens and shrubs (if any), which duty includes watering, fertilising, weeding, mulching and top dressing; and

Visual Inspection Gardening Checklist ABMA Building Management Code Chapter 13

X On the day of the audit, issues were observed with maintaining the gardens and shrubs etc. Please refer to; Attachment 3C

(g) (b) effect minor repairs and maintenance to the Common Property where the services of a skilled tradesman are not required.

Visual Inspection Completed Works Register ABMA Building Management Code Chapter 16

X On the day of the audit, issues were observed with effecting minor repairs etc. Please refer to; Attachment 3D

5.2 The Caretaker must arrange and supervise contracts between the Body Corporate and independent Contractors for all work of a specialist nature required for any of those things referred to in Clause 5.1 or for any services to, or work to be carried out to, the Common Property including without limitation – *Such contracts with independent contractors will only be entered into with the prior consent of the Body Corporate, but the Body Corporate must not unreasonably withhold such consent

Contracts Register Contractor’s Register Contractor Indemnity Contractor Induction Maintenance Calendar ABMA Building Management Code Chapter 17

X On the day of the audit, issues were observed with the Caretaker supervision of contractors working on common property. Please refer to; Attachment 3A Attachment 3B Attachment 3F

(a) specialist repairs and maintenance of the Common Property;

Visual Inspection Quotes Register Works In-Progress Register Maintenance Calendar ABMA Building Management Code Chapters 9 - 11

Y

(b) cleaning of external windows or parts of the Complex not easily accessed; and

Visual Inspection Quotes Register Works In-Progress Register Maintenance Calendar ABMA Building Management Code

X On the day of the audit, issues were observed with cleaning windows and inaccessible areas etc. Please refer to; Attachment 3B




Not Observed

Comments


Chapter 12 Attachment 3F

(c) cleaning of carpets; and Visual Inspection Quotes Register Works In-Progress Register Maintenance Calendar ABMA Building Management Code Chapter 12

On the day of the audit, issues were observed with the cleaning of carpets. Please refer to; Attachment 3B Attachment 3F

(d) the provision of water, electricity, gas, fuel, telephone and other necessary services as required by the Body Corporate.

DID NOT INSPECT

5.3 The Caretaker must -

(a) regularly ensure the correct operation and, if necessary, arrange for expert specialist maintenance of -

Visual Inspection Inspection Checklists Functional Infrastructure Quotes Register Works In-Progress Register Maintenance Calendar ABMA Building Management Code Chapters 9 - 11

Y

(i) any waste disposal system; Y

(ii) all Common Property electrical apparatus; X On the day of the audit, issues were observed with the testing and tagging of all 240v leads. Please refer to; Attachment 3A Attachment 3F

(iii) any pumps and auxiliary motors; Y

(iv) any lifts and security systems; and Y

(v) all other parts of the Common Property where inspection and/or maintenance is required;

X On the day of the audit, issues were observed with specialist maintenance of all other parts of the common property. Please refer to; Attachment 3A Attachment 3F




Not Observed

Comments


(b) arrange all appliances, equipment, material and supplies necessary to carry out the Caretaking Duties and to generally maintain the Common Property;

Visual Inspection MSDS’s Inventory of Equipment ABMA Building Management Code Chapter 17

X On the day of the audit, issues were observed with arranging supplies for maintaining the common property etc. Please refer to; Attachment 3A No PPE Available MSDS’s Missing or Out of Date Equipment Not Maintained

(c) promptly report and account to the Body Corporate for -

(i) matters requiring repair or creating a hazard or danger that involves expenditure of money in excess of the Maximum Expenditure;

Building Management Report Incident Reports Quotes Register ABMA Building Management Code Chapter 18

Y

(ii) use by the Caretaker of any Body Corporate funds; and

DID NOT INSPECT

(iii) use by the Caretaker of any other property of the Body Corporate in carrying out the Caretaking Duties;

DID NOT INSPECT

(d) monitor compliance with the by-laws and advise the Body Corporate of any serious or persistent breaches of them;

Copy of CMS at Hand Infringement Notices Audit Trail of Reporting to Body Corp ABMA Building Management Code Chapter 18

X On the day of the audit, issues were observed with monitoring compliance with by-laws, etc. Please refer to; Attachment 3F

(e) monitor and administer the use of any recreational areas including without limitation any swimming pool, sauna or spa, home theatre, gymnasium and workshop;

Visual Inspection Service Contracts Maintenance Calendar Pool/Spa Daily Water Test Results ABMA Building Management Code Chapters 11, 12, 14 & 15

Y

(f) advise the Body Corporate of compliance or non-compliance with any relevant laws concerning the maintenance and operation of the Common Property;

Building Management Report Incident Reports WHS Compliance Management

Y




Not Observed

Comments


Plan ABMA Building Management Code Chapters 17 & 18

(g) notify the Body Corporate of any alteration of the fire safety requirements;

Building Management Report Fire Service Contract ABMA Building Management Code Chapter 10

Y

(h) keep order and safeguard the Complex against unlawful entry and arrange security contracts at the expense of the relevant Body Corporate as required by that Body Corporate;

Is there a Security Contract? Security Log CCTV System Audit Trail of Reporting ABMA Building Management Code Chapters 11 & 18

Y

(i) regularly inspect the fire-fighting equipment, arrange any requisite inspections by the relevant officer when required and, at the expense of the Body Corporate as relevant, arrange for maintenance necessary to maintain the fire-fighting equipment in an efficient working condition;

Baseline Data Fire Service Contract Service Reports 5 & 10 Yearly Inspections Interface Testing

X On the day of the audit, the Caretaker could not produce records of Interface Testing.

(j) maintain and keep open an office as a reception for the caretaking business during such hours as the Caretaker reasonably considers necessary;

What are the Office Hours? Y

(k) maintain and supervise car parking arrangements on the appropriate areas of the Common Property;

Visual Inspection Copy of CMS at Hand Infringement Notices Audit Trail of Reporting to Body Corp ABMA Building Management Code Chapter 18

Y

(l) keep possession of all keys for any Common Property areas and keys of any owners who provide them to the Caretaker;

Master Key Register Lockable Key Cabinet Locksmith’s Authority

X On the day of the audit, the Caretaker could not produce a copy of a Master Key Register.

(m) keep the lighting of Common Property operating efficiently; and

Visual Inspection Lighting Checklist ABMA Building Management Code

Y




Not Observed

Comments


Chapter 9

(n) carry out such other reasonable and appropriate tasks requested by the Body Corporate relevant to the caretaking of the Common Property.

Audit Trail of Requests Audit Trail of Requests

Y

(o) provide the Concierge Service during the hours of 7 am and 6 pm Monday to Friday and 8 am and 1 pm Saturday. Persons acting in the capacity as concierge must at all times be dressed in uniform approved by the Body Corporate, whose approval shall not be unreasonably withheld.

Visual Inspection Is there a Concierge Service? What are the hours?

X On the day of the audit, there was no evidence of a uniformed “Concierge Service” being available.

5.4 The Caretaking Duties may be carried out by the Caretaker, its delegates or its employees.

NOTED

5.5 The Caretaking Duties that require work of a specialist nature are limited to the arranging and supervision of all external contracts or agreements.

Contracts Register Contractor’s Register Contractor Indemnity Contractor Induction

NOTED

Schedule: Specific Duties

Pool Area Inspect daily – Inspect the need to clean toilets and pool surrounds, maintain consumable supplies


X On the day of the audit, issues were observed with inspecting daily the need to clean and to maintain consumable supplies. Please refer to; Attachment 3A Attachment 3B

Recreation Areas

Inspect daily – Inspect the need to clean and remove rubbish


X On the day of the audit, issues were observed with inspecting daily the need to clean and remove rubbish. Please refer to; Attachment 3B

Common Hallways,

Foyers and Lifts

Inspect daily – Inspect the need to vacuum carpets, dust rails, window frames and entries sills, skirting etc., clean lift indicator panels, clean tiled areas, garbage chute rooms, bin areas, clean windows, and glass doors


X On the day of the audit, issues were observed with inspecting daily the need to vacuum carpets, clean bin areas etc. Please refer to; Attachment 3B




Not Observed

Comments


Queen Street Footpath at

Entrance

Daily – Sweep and clean, remove rubbish. Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

Y

Schedule: The following are required to be done weekly:

Carpark Area Weekly - Sweep or hose dirt and rubbish. Replace blown light bulbs

Visual Inspection Cleaning Checklist Lighting Checklist ABMA Building Management Code Chapters 9 & 12

X On the day of the audit, there was no evidence of the car park area being hosed or swept weekly. Please refer to; Attachment 3B

Pool Area Twice weekly – Clean toilets and pool surrounds, maintain consumable supplies


X On the day of the audit, issues were observed with the twice weekly cleaning of toilets etc. as well as maintaining consumable supplies etc. Please refer to; Attachment 3A Attachment 3B Also, No PPE Available MSDS’s Missing or Out of Date Equipment Not Maintained

Recreation Areas

Weekly – Clean and remove rubbish Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

X On the day of the audit, issues were observed with weekly cleaning and rubbish removal. Please refer to; Attachment 3B

Common Hallways,

Foyers and Lifts

Weekly – Vacuum carpets, dust rails, window frames and entries sills, skirting etc., clean lift indicator panels, clean tiled areas, garbage chute rooms, bin areas, clean windows, and glass doors


X On the day of the audit, issues were observed with the weekly vacuuming of carpets, chute rooms etc. Please refer to; Attachment 3B

Gardens Weekly – Ensure system retained in good working order and make necessary adjustments to time to comply with rostered watering days

Visual Inspection Gardening Checklist ABMA Building Management Code Chapter 13

DID NOT INSPECT

Weekly – Remove all weeds “ Y




Not Observed

Comments


Weekly – Prune plants, replace as necessary “ X On the day of the audit, issues were observed with the weekly pruning of plants etc. Please refer to; Attachment 3C

Chemicals [Swimming

Pool and Spa]

Twice weekly [Summer] or weekly [Winter] – Test and balance as necessary and stabilize as required

Visual Inspection Pool Area Checklist Pool/Spa Daily Water Test Results ABMA Building Management Code Chapter 15

X The minimum requirement for water testing of shared use pools and spas is a daily test, checking both sanitiser and pH Levels. The pool water is balanced by Poolwerx on a weekly basis.

Vacuum [Swimming

Pool and Spa]

Twice weekly – Sweep, vacuum, empty skimmer boxes Visual Inspection Pool Area Checklist Pool/Spa Daily Water Test Results ABMA Building Management Code Chapter 15

Y

Schedule: The following are required to be done quarterly or as required:

Common Hallways,

Foyers and Lifts

Monthly – Sweep and clean fire stairs, carparks, remove cobwebs


X On the day of the audit, issues were observed with the quarterly cleaning of fire stairs, carparks etc. Please refer to; Attachment 3B

Schedule: The following are required to be done quarterly or as required:

Pool Area As required – Clean toilets and pool surrounds, maintain consumable supplies


X On the day of the audit, issues were observed with the cleaning of toilets etc. as well as maintaining consumable supplies etc. Please refer to; Attachment 3A Attachment 3B Also, No PPE Available MSDS’s Missing or Out of Date Equipment Not Maintained




Not Observed

Comments


Recreation Areas

As required – Clean and remove rubbish Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

X On the day of the audit, issues were observed with cleaning and rubbish removal. Please refer to; Attachment 3B

Common Hallways,

Foyers and Lifts

As required - Vacuum carpets, dust rails, window frames and entries sills, skirting etc., clean lift indicator panels, clean tiled areas, garbage chute rooms, bin areas, clean windows, and glass doors


X On the day of the audit, issues were observed with the vacuuming of carpets etc. Please refer to; Attachment 3B

Queen Street Footpath at

Entrance

As required – Sweep and clean, remove rubbish Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

Y

Garden Quarterly – Fertilise Visual Inspection Gardening Checklist ABMA Building Management Code Chapter 13

DID NOT INSPECT

Filter [Swimming

Pool and Spa]

As required – Test and backwash to manufacturer’s specifications


Y

Algae [Swimming

Pool and Spa]

As required – Treat immediately by recommended methods if algae appears


DID NOT INSPECT

Equipment [Swimming

Pool and Spa]

As required – Service all equipment to manufacturer’s specifications


Y

Pool Furniture [Swimming

Pool and Spa]

Fortnightly – Scrub down and clean Visual Inspection Cleaning Checklist ABMA Building Management Code Chapter 12

Y

ATTACHMENT 3A – PHOTOGRAPHIC REGISTER – Regulatory Compliance Issues

Photographic Register 3A – Regulatory Compliance Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 1 – Rooftop level. According to the compliance tags the abseil points were last tested and certified in August 2019.

PHOTO 2 – Rooftop gas hot water heaters. There is no evidence of testing and tagging of the 240v power leads.

PHOTO 3 – Rooftop hot water storage cylinders. There is no evidence of testing and tagging of the 240v power leads.

PHOTO 4 – Lift motor room. No evidence of MSDS’s available for hazardous chemicals stored in this area.

PHOTO 5 – Rooftop level. Stored items are blocking access to the fire extinguisher. All items must be removed and stored elsewhere.

PHOTO 6 – Lot 601. Is the “weather seal” fitted to the unit door a fire rated device that has been installed by a suitably licenced technician?



PHOTO 7 – Level 45. The Caretaker needs to confirm that the orientation of the “running man” sign is compliant under AS/NZS 2293.


PHOTO 9 – Level 39 Communications. No evidence of testing of 240v leads. The Caretaker may need to arrange the fitting of extra GPO’s.

PHOTO 10 – Level 35 Electrical. The Caretaker needs to confirm that the passive fire system throughout the complex is still compliant.

PHOTO 11 – Level 34 Communications. The Caretaker may need to arrange the fitting of extra GPO’s to avoid the use of “piggy back’ leads.

PHOTO 12 – Level 33 Electrical. The Caretaker needs to confirm that the passive fire system throughout the complex is still compliant.



PHOTO 13 – Level 31 Communications. The Caretaker needs to find a suitable storage place the batteries currently stored on Level 13.

PHOTO 14 – Level 29 Communications. The Caretaker may need to arrange the fitting of extra GPO’s to avoid the use of “piggy back’ leads.

PHOTO 15 – Level 25. The Caretaker needs to ensure that exclusion zones are set up to ensure there is no unauthorised access to work areas.

PHOTO 16 – Level 25. The Caretaker needs to ensure that exclusion zones are set up to ensure there is no unauthorised access to work areas.

PHOTO 17 – Level 24 Communications. No evidence of testing of 240v leads. The Caretaker may need to arrange the fitting of extra GPO’s.




PHOTO 19 – Level 8 Communications. Caretaker needs to arrange the fitting of extra GPO’s to limit the use of unmounted power boards

PHOTO 20 – Level 7. No evidence of MSDS’s available ready for use for hazardous chemicals stored in the cleaner’s rooms.

PHOTO 21 – Level 7. No evidence of MSDS’s available ready for use for hazardous chemicals stored in the cleaner’s rooms.

PHOTO 22 – Level 7. No evidence of testing of 240v leads on appliances used in the common areas by the cleaners.

PHOTO 23 – Level 7. The Caretaker needs to ensure that all appliances and 240v leads available for the cleaners are “fit for use.”

PHOTO 24 – Level 7. The Caretaker needs to ensure that all chemical spray bottles are labelled correctly.



PHOTO 25 – “Chemicals Used” lists are on display listing PPE required for handling. No PPE was available for use in the store room.

PHOTO 26 – Level 7. The Caretaker needs to ensure that all chemical spray bottles are labelled correctly.

PHOTO 27 – Level 7. Fire extinguishers should be mounted in a conspicuous location and the base must be a minimum of 100mm off the floor.

PHOTO 28 – Level 7. MSDS’s were located in one the cleaner’s room. The issue date was November 2007. Expiry date of November 2012.

PHOTO 29 – Level 7. The 240v lead on a vacuum cleaner had been tested and tagged. The expiry date was April 2019.

PHOTO 30 – The Caretaker was not able to provide daily water test results records for both the pool and spa, as required.



PHOTO 31 – Pool plant room. The plant room is cluttered and needs tidying. No evidence of MSDS’s available for chemicals stored in this area.

PHOTO 32 – Pool plant room. Stored items are blocking access to the fire extinguisher. All items must be removed and disposed of.

PHOTO 33 – Pool plant room. The plant room is cluttered and needs tidying. No evidence of MSDS’s available for chemicals stored in this area.

PHOTO 34 – Cage 350B. Occupiers are attaching plastic sheeting to the fire sprinkler system pipe work. Caretaker must act on this serious breach.

PHOTO 35 – Cage 350B. Occupiers are attaching plastic sheeting to the fire sprinkler system pipe work. Caretaker must act on this serious breach.

PHOTO 36 – Cage 351B. Plastic sheeting must not impact on the water flow from sprinkler heads. Has the Caretaker advised the Body Corporate?



PHOTO 37 – Cage 63B. Occupiers are storing items on the fire sprinkler system pipe work. The Caretaker must act on this serious breach?

PHOTO 38 – Car Space 107A. Chemicals left on unattended on common property allowing unauthorised access to hazardous chemicals.

PHOTO 39 – Basement 1. Refuse bin is stored in a fire exit pathway. The Caretaker must act on this serious breach and re-induct all staff.

PHOTO 40 – Basement 1 workshop. The workshop is cluttered and filthy. No evidence of MSDS’s available for chemicals stored in this area.

PHOTO 41 – Basement 1. The entry door to housekeeping is wedged open. Fire rated doors must not be held open.

PHOTO 42 – Basement 1. The entry door to housekeeping is wedged open. Fire rated doors must not be held open.



PHOTO 43 – Main bin room. The main entry is wedged open allowing unauthorised access to plant and equipment. Breach of WHS regulations.

PHOTO 44 – Bin carousel. The bin carousel is active and has not been isolated. Isolation is mandatory if the door is wedged open.

PHOTO 45 – Safety procedure on the main entry door listing the conditions that will permit the main door being left open.

PHOTO 46 – Main bin room. Hazardous chemicals are stored in unlabelled spray bottles. No MSDS’s are available for use.

PHOTO 47 – Contractors are running their 240v power leads over the fire sprinkler system pipe work. Were the contractors inducted into the site?

PHOTO 48 – Fire control room. The Caretaker needs to update the list of occupiers that will need assistance during an emergency event.



PHOTO 49 – Level 1. Water bottle used to wedge open a fire rated door. Fire doors must not be chocked open.

PHOTO 50 – Level 1. Stored water bottles are inhibiting access to the fire extinguisher. The water bottles need to be relocated.

PHOTO 51 – Level 7. Chemical store room door left open allowing unauthorised access to hazardous chemicals. Breach of WHS regulations.

Photos Location Photos Location

1 – 5 Rooftop Level 6 – 19 Level 60 down to Level 8

20 – 30 Level 7 31 – 33 Pool Plant Room

34 – 42 Car Parking, Storage Cages and Basement Areas 43 – 46 Bin Room

47 Ground Floor near Rich Lane 48 Fire Control Room

49 – 50 Level 1 near Housekeeping 51 Level 7

ATTACHMENT 3B – PHOTOGRAPHIC REGISTER – Cleaning Issues

Photographic Register 3B – Cleaning Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 1 – Level 67. The common area walls are dirty and need cleaning. The Caretaker must check and clean all walls as required.

PHOTO 2 – Level 67. Service cupboards doors are dusty and need cleaning. The Caretaker must check and clean all walls as required.

PHOTO 3 – Level 66. Service cupboards door frames are dusty and need cleaning. The Caretaker must check and clean all door frames as required.

PHOTO 4 – Level 65 hydraulics. All plant rooms at the complex need to be checked and all stored items removed and the floors vacuumed.

PHOTO 5 – Fire stairs. The stairwell pressurisation grills are dusty and need cleaning. The Caretaker must check and clean all grills as required.




PHOTO 7 – Level 64 electrical. All plant rooms at the complex need to be checked and all stored items removed and the floors vacuumed.

PHOTO 8 – The horizontal surfaces at the complex are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.

PHOTO 9 – Level 64. The garbage chutes trays are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.

PHOTO 10 – Level 64 garbage room. The skirting tiles are dirty and need cleaning. Caretaker must add this task to the cleaning checklist.

PHOTO 11 – The fire stairs at the complex are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.

PHOTO 12 – The fire stair handrails at the complex are dusty and need cleaning. Caretaker must add this task to the cleaning checklist.





PHOTO 15 – Level 54. Service cupboard doors are dusty and need cleaning. The Caretaker must check and clean all doors as required.


PHOTO 17 – Level 52. The ceiling service hatches are dirty and need cleaning. The Caretaker needs to supervise trades accessing these areas.




PHOTO 19 – Level 51. The common area carpets are dirty and need steam cleaning. The Caretaker should seek specialist’s quotations.

PHOTO 20 – Level 51 electrical. The Body Corporate assets are dusty and need cleaning. Dust traps moisture which can lead to corrosion.

PHOTO 21 – Level 51 electrical. The electrical cabinets are dirty and need cleaning. The Caretaker must check and clean as required.

PHOTO 22 – Level 50 garbage room. The floor tiles are dirty and need cleaning. Caretaker must add this task to the cleaning checklist.






PHOTO 26 – Level 44 communications. All plant rooms at the complex need to be checked and all rubbish removed and the floors vacuumed.







PHOTO 31 – Level 40 near garbage room. The common area wall is dirty and needs cleaning. Caretaker must check and clean walls as required.

PHOTO 32 – Level 40. The garbage chute trays are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.

PHOTO 33 – Level 38 communications. The GPO is dirty and needs cleaning. The Caretaker must add this task to the cleaning checklist.

PHOTO 34 – Level 37 communications. All plant rooms at the complex need to be checked and all rubbish removed and the floors vacuumed.


PHOTO 36 – Level 35. The garbage chutes trays are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.





PHOTO 39 – Level 28 hydraulics. All plant rooms at the complex need to be checked and all rubbish removed and the floors vacuumed.


PHOTO 41 – Level 25. The WIP and MCP are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.





PHOTO 44 – Level 25 fire stairs. The fire stairs are filthy and need cleaning. The Caretaker must check and clean all fire stairs as required.

PHOTO 45 – Level 24 electrical. All plant rooms at the complex need to be checked and all rubbish removed and the floors vacuumed.

PHOTO 46 – Level 23 garbage chute. The Caretaker needs to clean and polish the stainless steel garbage chute doors as required.


PHOTO 48 – Level 23 fire stairs. The Caretaker needs to check and clean all light diffusers and add this task to the cleaning checklist.



PHOTO 49 – Level 21 fire exit landing. The fire stairs are filthy and need cleaning. The Caretaker must check and clean all fire stairs as required.

PHOTO 50 – Level 21, near garbage room. The carpet is filthy and needs steam cleaning. The Caretaker should seek specialist’s quotations.

PHOTO 51 – Lot 199. The ceiling above the unit door is dirty and needs cleaning. The Caretaker should add this task to the cleaning checklist.


PHOTO 53 – Level 19 electrical. Service cupboard doors are filthy and need cleaning. The Caretaker must check and clean all doors as required.







PHOTO 58 – Level 14 garbage room. The walls are dirty and need cleaning. The Caretaker must check and clean all walls as required.

PHOTO 59 – Level 12, near garbage room. The carpet is filthy and needs steam cleaning. The Caretaker should seek specialist’s quotations.

PHOTO 60 – Level 11. The carpet is dirty and needs steam cleaning. The Caretaker should seek specialist’s quotations.



PHOTO 61 – Level 11. The garbage chute trays are dirty and need cleaning. The Caretaker must add this task to the cleaning checklist.

PHOTO 62 – Level 11 hydraulics. All plant rooms at the complex need to be checked and all stored items removed, and the floors vacuumed.


PHOTO 64 – Level 8. The carpet section under the door does is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 65 – Level 8 electrical. Service cupboard doors are filthy and need cleaning. The Caretaker must check and clean all doors as required.

PHOTO 66 – Level 8 hydraulics. The common area wall needs cleaning to remove the spider and cobweb.



PHOTO 67 – Level 7. The water cooler is dirty and needs cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 68 – The floor area behind the water cooler is dirty and needs vacuuming. This task should be added to the cleaning checklist.

PHOTO 69 – The stainless steel BBQ plates are dirty and need cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 70 – The stainless steel BBQ surrounds are dirty and need cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 71 – The stainless steel BBQ surrounds are dirty and need cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 72 – The BBQ tables and seating are dirty and need cleaning. This task should be added to the cleaning checklist.



PHOTO 73 – The chewing gum needs to be cleaned off the decking. This task should be added to the cleaning checklist.

PHOTO 74 – The toilet paper needs to be removed from the building structure. This task should be added to the cleaning checklist.

PHOTO 75 – The horizontal surfaces at the complex are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 76 – The common area tiles are filthy and need pressure cleaning. The Caretaker should seek specialist’s quotations for the Committee’s advice.

PHOTO 77 – Large amount of water on common area flooring. No “Wet Floor” signs were in use around this slip hazard.

PHOTO 78 – The common area flooring is filthy (appears to be vomitus). This area needs urgent cleaning.



PHOTO 75 – The glass balustrade is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 80 – The tiles on the spa water line are filthy and need cleaning. This task should be added to the cleaning checklist.

PHOTO 81 – The tiles on the spa water line are filthy and need cleaning. This task should be added to the cleaning checklist.

PHOTO 82 – The spa stairs are filthy and need pressure cleaning. The Caretaker should seek quotations for the Committee’s advice.

PHOTO 83 – The pool furniture has not been cleaned or arranged as required. This task should be added to the cleaning checklist.

PHOTO 84 – The tiles on the pool water line are filthy and need cleaning. This task should be added to the cleaning checklist.



PHOTO 85 – The tiles on the pool water line are filthy and need cleaning. This task should be added to the cleaning checklist.

PHOTO 86 – The refuse bin is dirty and needs cleaning. This task should be added to the cleaning checklist.


PHOTO 88 – The common area tiles are filthy and need pressure cleaning. The Caretaker should seek quotations for the Committee’s advice.

PHOTO 89 – Level 7. The ceiling vents are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 90 – The sauna floor tiles are dirty and need cleaning. This task should be added to the cleaning checklist.





PHOTO 93 – Disabled facility. The floor tiles are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 94 – Disabled facility. The tap hardware and splashback tiles are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 95 – Male facility. The wall tiles around the soap dispenser need cleaning. This task should be added to the cleaning checklist.

PHOTO 96 – Male facility. The floor tiles are dirty and need cleaning. This task should be added to the cleaning checklist.



PHOTO 97 – Male facility. The ceiling is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 98 – Male facility. The door closer is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 99 – Female facility. The floor tiles are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 100 – BBQ prep room. The bench is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 101 – BBQ prep room. The bench is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 102 – BBQ prep room. The micro-wave oven is dirty and needs cleaning. This task should be added to the cleaning checklist.



PHOTO 103 – BBQ prep room. The floor tiles are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 104 – Aurora lounge. Information only. PHOTO 105 – Aurora lounge. Cleaning rags should be removed and stored in a suitable place by the cleaners.

PHOTO 106 – Aurora lounge. The micro-wave oven is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 107 – Aurora theatre. The tops of the skirting boards are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 108 – Aurora theatre. The ceiling vents are dirty and need cleaning. This task should be added to the cleaning checklist.



PHOTO 109 – Aurora theatre. The bench top is dirty and needs cleaning. The loose cables need to be tidied up.

PHOTO 110 – Aurora theatre. The ceiling vents are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 111 – Aurora theatre. The entry door is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 112 – Gymnasium. The water cooler is dirty and needs cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 113 – Gymnasium. The gym equipment is dusty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 114 – Gymnasium. The gym equipment is dusty and needs cleaning. This task should be added to the cleaning checklist.



PHOTO 115 – Gymnasium. The dirty fingerprints need removing from the bulkhead. This task should be added to the cleaning checklist.

PHOTO 116 – Gymnasium. The gym equipment is soiled and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 117 – Level 6. The PVC piping is dusty and needs cleaning. This task should be added to the cleaning checklist.



PHOTO 120 – The aluminium louvres are dirty and need cleaning. This task should be added to the cleaning checklist.



PHOTO 121 – Level 6. The PVC piping is dusty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 122 – Pool plant room door. The aluminium louvres are dirty and need cleaning. Task should be added to the cleaning checklist.

PHOTO 123 – Level 4. The carpark floors are dirty and need sweeping. The Caretaker should seek specialist’s quotations for the Committee’s advice.

PHOTO 124 – The handrails in the carpark are dirty and need cleaning. This task should be added to the cleaning checklist.





PHOTO 127 – Level 4 hydraulics. All plant rooms at the complex need to be checked and all stored items removed, and the floors vacuumed.

PHOTO 128 – Near car space 232A. All items of rubbish dumped on common property need to be removed and the area cleaned.

PHOTO 129 – At car space 481A. . All items of rubbish dumped on common property need to be removed and the area cleaned.

PHOTO 130 – Level 2. The metal vertical slat “fencing” is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 131 – Level 2. Speed advisory signage is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 132 – Level 2. Gate tracks are dirty and need cleaning. This task should be added to the cleaning checklist.



PHOTO 133 – Level 2. Entry gates are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 134 – Near 128A. The horizontal surfaces at the complex are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 135 – Basement 1. Fire exit stairs are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 136 – The workshop is filthy and needs urgent cleaning and tidying.

PHOTO 137– The horizontal surfaces at the complex are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 138 – The carpark floors are dirty and need sweeping. The Caretaker should seek specialist’s quotations for the Committee’s advice.



PHOTO 139– The handrails in the carpark are dirty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 140 – The Caretaker needs to check and clean cobwebs from all basement carpark lighting, as required.

PHOTO 141 – Rich Lane storeroom. All store rooms need to be checked, cleaned and kept tidy. Redundant items should be disposed of.

PHOTO 142 – Main bin room. The stainless steel sink is filthy and needs cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 143 – Main bin room. The light switch is filthy and needs urgent cleaning. This task should be added to the cleaning checklist.

PHOTO 144 – Sprinkler control room. The floor is dirty and needs cleaning. This task should be added to the cleaning checklist.



PHOTO 145 – Sprinkler control room. All items of rubbish need to be removed. This task should be added to the cleaning checklist.

PHOTO 146 – Sprinkler control room. All redundant items need to be removed from the room.

PHOTO 147 – Visitor car park. The remains of the “advertising flyer” needs to be fully removed off the concrete column.

PHOTO 148 – Rich Lane drain. The drain needs cleaning to remove the build-up of rubbish. This task should be added to the cleaning checklist.

PHOTO 149 – Hydrant booster room. The booster room is filthy and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 150 – Hydrant booster room. The booster room is filthy and needs cleaning. This task should be added to the cleaning checklist.



PHOTO 151 – The external glass awnings are dirty and need cleaning. The Caretaker should seek specialist’s quotations for the Committee’s advice.

PHOTO 152 – The external glass awnings are dirty and need cleaning. The Caretaker should seek specialist’s quotations for the Committee’s advice.

PHOTO 153 – The stainless steel panel is dirty and needs cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 154 – The ceiling exhaust vents are dirty and need cleaning. The Caretaker should seek specialist’s quotations for the Committee’s advice.

PHOTO 155 – The ceiling exhaust vents are dirty and need cleaning. The Caretaker should seek specialist’s quotations for the Committee’s advice.

PHOTO 156 – The picture frames are dirty and need cleaning. This task should be added to the cleaning checklist.



PHOTO 157 – Front automatic doors. The door frame is dirty and needs cleaning. This task should be added to the cleaning checklist.

PHOTO 158 – The aluminium door sill is dirty and needs cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 159 – The aluminium door bottom rail is dirty and needs cleaning and polishing. This task should be added to the cleaning checklist.

PHOTO 160 – The “high tide” mark along the skirting tile in the foyer needs to be cleaned off. This task should be added to the cleaning checklist.

PHOTO 161 – The lift door tracks are dirty and need cleaning and polishing. This task should be added to the cleaning checklist.





PHOTO 164 – Level 1. The table legs are dusty and need cleaning. This task should be added to the cleaning checklist.

PHOTO 165 – Information only.


1 – 66 Level 67 down to Level 8 67 – 116 Level 7

117 – 140 Carpark Levels 141 – 152 Building Externals along Rich Lane

153 – 163 Ground Floor Foyer 164 – 165 Level 1

ATTACHMENT 3C – PHOTOGRAPHIC REGISTER – Gardening Issues

2020 Photographic Register 3C – Gardening Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 1 – Information only. PHOTO 2 – Vegetation needs cutting back to be behind the planter box wall. The top of the planter box will need protection from the plant sap.

PHOTO 3 – Vegetation needs cutting back off the stainless BBQ bench top. The dead vegetation needs to be removed from all garden beds.

PHOTO 4 – Vegetation needs cutting back to be behind the planter box wall. The top of the planter box will need protection from the plant sap.

PHOTO 5 – Vegetation needs cutting back to be behind the planter box wall. The dead vegetation needs to be removed from the garden surrounds.

PHOTO 6 – Vegetation needs cutting back to be behind the planter box wall. The top of the planter box will need protection from the plant sap.

ATTACHMENT 3C – PHOTOGRAPHIC REGISTER – Gardening Issues

2020 Photographic Register 3C – Gardening Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 7 – All garden beds must be checked regularly, and rubbish removed as required. This task should be added to the gardening checklist.

PHOTO 8 – Vegetation needs cutting back to be behind the planter box wall. The dead vegetation needs to be removed from all garden beds.

PHOTO 9 – All garden beds must be checked regularly, and rubbish removed as required. This task should be added to the gardening checklist.


1 Level 7 Recreation Area 2 – 9 Garden Beds

ATTACHMENT 3D – PHOTOGRAPHIC REGISTER – Minor Works Issues

2020 Photographic Register 3D – Minor Works Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 1 – Rooftop level. Rusting metal bracket on the hot water cylinder needs rust treatment. This is a minor task for the Caretaker.

PHOTO 2 – Level 63 fire stairs. Rust areas on the hand rails needs rust treatment. This is a minor task for the Caretaker.

PHOTO 3 – Level 52. The Perspex cover on the evacuation sign needs replacing. This is a minor task for the Caretaker.

PHOTO 4 – Level 52 hydraulic. The door lock cover rose needs replacing. This is a minor task for the Caretaker.

PHOTO 5 – Level 41 hydraulic. The door lock cover rose needs refitting. This is a minor task for the Caretaker.

PHOTO 6 – Level 39 hydraulic. The door lock cover rose needs refitting. This is a minor task for the Caretaker.



PHOTO 7 – Level 30 hydraulic. The door lock cover rose needs replacing. This is a minor task for the Caretaker.

PHOTO 8 – Level 24 fire door. The door stop needs refitting. This is a minor task for the Caretaker.

PHOTO 9 – Level 12 communications. The door lock cover rose needs refitting. This is a minor task for the Caretaker.

PHOTO 10 – Near storage 20B. Redundant signage with incorrect contact details needs replacing. This is a minor task for the Caretaker.

PHOTO 11 – Main bin room. Tap fitting needs to be refitted. This is a minor task for the Caretaker.

PHOTO 12 – Hydrant booster room. The rust affected barrel bolt needs corrosion treatment. This is a minor task for the Caretaker.




1 Rooftop Level 2 – 9 Level 63 down to Level 12

10 Near Storage Cage 20B 11 Main Bin Room

12 Hydrant Booster Room

ATTACHMENT 3E – PHOTOGRAPHIC REGISTER – By-Law Management Issues

2020 Photographic Register 3E – By-Law Management Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 1 – Lot 655. Breach of by-law 25, Signs. Was Body Corporate consent given for displaying this signage?

PHOTO 2 – Lot 582. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”

PHOTO 3 – Lot 192. Breach of by-law 25, Signs. Was Body Corporate consent given for displaying this signage?

PHOTO 4 – Lot 156. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”

PHOTO 5 – Near lot 112. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”

PHOTO 6 – Car space 452A. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”



PHOTO 7 – Car space 423A. Breach of by-law 39.1 Car parking. “exclusive use and enjoyment for himself and his licensees as a parking facility.”




PHOTO 11 – Level 6. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”

PHOTO 12 – Near pool plant room. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”





PHOTO 15 – Car space H6. Breach of by-law 9, Storage of flammable liquids. Was consent granted by the Body Corporate for this storage?

PHOTO 16 – Car space H6. Breach of by-law 9, Storage of flammable liquids. Was consent granted by the Body Corporate for this storage?







PHOTO 21 – Car space 295A. Breach of by-law 5, Damage to Common Property. Was Body Corporate consent given for this improvement?


PHOTO 23 – Car space 328A. Breach of by-law 9, Storage of flammable liquids. Was consent granted by the Body Corporate for this storage?







PHOTO 28 – Near car space 311A. Breach of by-law 3, Obstruction, “occupier shall not obstruct lawful use of common property.”





PHOTO 31 – Car space 232A. Breach of by-law 7, Depositing rubbish etc., “occupier shall not deposit or throw upon the common property any rubbish.”


PHOTO 33 – Near car space H3. Breach of by-law 7, “occupier shall not deposit or throw upon the common property any rubbish.”







PHOTO 38 – Car spaces 178A/179A. Breach of by-law 39.1 Car parking. “exclusive use and enjoyment for himself as a parking facility.”











1 Lot 655 2 Lot 582

3 Lot 192 4 Lot 152

5 Lot 112 6 – 51 Basement Car Park

ATTACHMENT 3F – PHOTOGRAPHIC REGISTER – Specialist Contractor Issues

2020 Photographic Register 3E – Specialist Contractor Issues – “The Aurora Tower” C.T.S. 35222 – Caretaker Performance Review – 08.10.2020.

PHOTO 1 – Rooftop level. The Caretaker will need to source specialist’s quotations for the testing and certifying of rooftop abseil points.

PHOTO 2 – Rooftop level. The Caretaker will need to source specialist’s quotations for repositioning cables back into the cable tray.

PHOTO 3 – Rooftop level. The Caretaker will need to source specialist’s quotations for the testing and tagging of 240v power leads.

PHOTO 4 – Level 64. Contractors were performing “high risk” activities on the common property. Exclusion Zones had not been set-up, as required.

PHOTO 5 – The Caretaker will need to source specialist’s quotations for the patching and painting around the new brackets (all levels).

PHOTO 6 – level 48. The Caretaker will need to source specialist’s quotations for refitting the fire sprinkler cover ring on the common area ceiling.



PHOTO 7 – Level 47. The Caretaker will need to source specialist’s quotations for the steam cleaning of common area carpets.

PHOTO 8 – Level 47. The Caretaker needs to supervise all contractors entering ceiling access hatches. Dirty fingerprints left on the hatches.


PHOTO 10 – Level 43. The Caretaker will need to arrange the removal and cleaning of the dirty fire system detector by the fire service contractor.

PHOTO 11 – Level 39 communications. The Caretaker will need to source specialist’s quotations for the installation of extra GPO’s.

PHOTO 12 – Level 35. The Caretaker needs to confirm that the passive fire system throughout the complex is still compliant.



PHOTO 13 – Level 34. The Caretaker will need to source specialist’s quotations for the installation of extra GPO’s.

PHOTO 14 – The Caretaker will need to source specialist’s quotations for the installation of extra GPO’s.

PHOTO 15 – Level 28. The Caretaker will need to source specialist’s quotations for securing the garbage chute door frame back onto the wall.

PHOTO 16 – Level 26. The Caretaker may need to source specialist’s quotations to ensure a timely completion of the repairs to all damaged walls.






PHOTO 20 – Level 25. Contractors were performing “high risk” activities on the common property. Exclusion Zones had not been set-up.

PHOTO 21 – Level 20. The Caretaker will need to source specialist’s quotations for the repair of the non-functioning emergency lighting.



PHOTO 24 – Level 7. The Caretaker will need to source specialist’s quotations for the testing and tagging of all 240v leads not currently tagged.



PHOTO 25 – Level 7. The Caretaker will need to source specialist’s quotations for the repair and testing and tagging of 240v leads, as required.

PHOTO 26 – Level 7. The Caretaker will need to source specialist’s quotations for the testing and tagging of all 240v leads not currently compliant.

PHOTO 27 – Level 7. The Caretaker will need to arrange the hanging of the fire extinguisher by the fire service contractor.

PHOTO 28 – Level 7. The Caretaker will need to source specialist’s quotations for the pressure cleaning of recreation area floor tiles.

PHOTO 29 – Level 7. The Caretaker will need to source specialist’s quotations for the pressure cleaning of recreation area floor tiles.

PHOTO 30 – Heated spa. The Caretaker will need to source specialist’s quotations for the refitting of the missing spa tile.



PHOTO 31 – Spa stairs. The Caretaker will need to source specialist’s quotations for the pressure cleaning of the spa area steps.

PHOTO 32 – Pool handrail. The Caretaker will need to source specialist’s advice on the “earthing” of the stainless steel pool hand rail.

PHOTO 33 – Pool handrail. The Caretaker will need to source specialist’s advice on the “earthing” of the stainless steel pool hand rail.

PHOTO 34 – level 7. The Caretaker will need to source specialist’s quotations for the pressure cleaning of recreation area floor tiles.

PHOTO 35 – Gymnasium. The Caretaker will need to source specialist’s quotations for the testing and tagging of all 240v leads not currently tagged.

PHOTO 36 – Pool plant room. The Caretaker will need to source specialist’s quotations for the repairs to the rust affected door frame.



PHOTO 37 – Pool plant room. The Caretaker will need to source specialist’s quotations for the repairs to the rust affected door frame.

PHOTO 38 – Basement Carpark. The Caretaker will need to source specialist’s quotations for cleaning the basement carpark.

PHOTO 39 – Basement Carpark. The Caretaker will need to source specialist’s quotations for cleaning the basement carpark.

PHOTO 40 – External glass awnings. The Caretaker will need to source specialist’s quotations for cleaning the inaccessible glass awnings.

PHOTO 41 – Ground floor. The Caretaker will need to source specialist’s quotations for the “high” cleaning around the exhaust vents.

PHOTO 42 – Ground floor. The Caretaker will need to source specialist’s quotations for the “high” cleaning around the exhaust vents.




1 – 3 Rooftop Level 4 – 23 Down to Level 8

24 – 35 Level 7 36 – 37 Pool Plant Room

38 – 39 Basement Carpark 40 External Glass Awnings

41 – 42 Ground Floor Ceiling